I'm in the process of changing my current residential home loan to a BTL The Mortgage Works mortgage. I was told by my financial advisor that I need a lawyer as part of the process. I had a chat my previous Pentyrch conveyancing solicitor who who did the conveyancing when I initially acquired the property. The costs illustration provided of £470 has shocked me as I am not require purchase conveyancing - it’s simply a straightforward remortgage.
The charges appear a bit high. Where you are content to spend time comparing prices you may be able to trim some of the cost by as much as £100 plus VAT. On the other hand, providing that you were satisfied with the conveyancing the firm provided you couldcome to regret choosing an an untested conveyancer. Don't forget to be sure that the conveyancer can act for The Mortgage Works. You can utilise our search tool to get a quote a Pentyrch conveyancing firm on the The Mortgage Works conveyancing panel, which can often include conveyancing solicitors in Pentyrch.
I am in a contract race with another buyer for a property in Pentyrch. What can I do to speed up the buying process?
Where the seller is applying time constraints to exchange it is highly recommended that your lawyer is familiar with the area as they will have local relationships and know-how. It is even conceivable that they may have conducted previoushouses in the same road. You would be best advised to use a Pentyrch conveyancing firm. Second, ensure that the lawyer is on the member panel. It is understood that nearly one in five of Pentyrch conveyancing deals are suspended or derailed after discovering a purchaser’s solicitor was not on their banks panel. In many cases this discovery resulted in the legal process being held up by almost three weeks. It is estimated that this issue affects approximately 100,000 home moves every year. Almost all Pentyrch conveyancing practices can not act for certain mortgage companies so do check at the outset.
My grandfather passed away six months ago and as sole heir and executor I was left the property in Pentyrch. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Skipton will insist on your using a conveyancer on the Skipton conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Skipton conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Skipton mortgage is registered as a charge at the Land Registry.
What is the difference between a licensed conveyancer and conveyancing solicitor in Pentyrch
There are many registered licenced Conveyancers in Pentyrch and Solicitor practices in Pentyrch who can assist with your conveyancing It is important to make clear that the two are regulated professionals specialising in the legal work in transferring property. The two can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am the only recipient of my late father’s will with all property in now in my sole name, including the house in Pentyrch. Conveyancing formalities meant that the Land Registry date was in June. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership may be treated the same way as though I had purchased the property in June. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How practical a view lenders take of it, depend on the lender as this obligation is primarily there to capture the purchase and immediately sell or the flipping of properties.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Pentyrch property lawyer on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
About to purchase a new build apartment in Pentyrch. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Pentyrch
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan.
I am looking for a conveyancing practitioner in Pentyrch for my remortgage. Can I see a solicitor's complaints history with the legal regulator?
Anyone can search for presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes recorded call for training reasons.